179 Monroe St Unit 1A · New York, NY 11216

$800,000

2 bd · 1.0 ba · 1,520 sqft · Condo public records · 221 Days on market

Built 2007

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Coming Soon...

Key facts

• Modern kitchen
• Open concept layout
• Built 2007

Tags

• FLOOR TO CEILING WINDOWS
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT LAYOUT
• EASY ACCESS TO SUBWAY LINES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Natural gas available
• Home design: Townhouse structure; Condominium
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Stainless steel appliances
• Bedrooms: 4 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; High ceilings; Open kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $800k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $568k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $497k (37.8% below list).
• Recommended offer: $497k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising fast (+7.7%/yr); 120 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,972/mo this rent would consume 59% of the median local household income ($101k/yr) (locally 4473% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $86k of equity ($6k loan paydown + $80k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $200k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $540k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $497,237 (37.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.60×
• Total profit: $358,581
• Equity at exit: $720,703

10-year hold

• IRR: 18.9%
• Equity multiple: 6.34×
• Total profit: $1,196,891
• Equity at exit: $1,554,224

Cash invested: $224,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11216

• Home prices YoY: 3.4%
• Rents YoY: 7.7%
• Active inventory: 120
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $4,972 high
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $12,000/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,044
• Net cashflow: $-1,600

Break-even live

Break-even rent $6,998

Max offer price $568,413

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	4d	7	0.87mi
762 Park Pl Unit 3B Brooklyn, NY	3.0	2.0	1114	$5,400	$4.85	24d	1	0.88mi
800 Park Pl Unit 3R Brooklyn, NY	2.0	2.0	1300	$6,995	$5.38	24d	1	0.88mi
1619 Pacific St Brooklyn, NY	2.0	2.0	1300	$3,300	$2.54	2d	1	0.99mi
1065 Sterling Pl Unit Gdn Brooklyn, NY	3.0	1.5	1736	$5,995	$3.45	6d	1	1.05mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $800,000 Active 221 DOM
2. 2026-06-17
   days on market $800,000 Active 220 DOM
3. 2026-06-15
   days on market $800,000 Active 218 DOM
4. 2026-06-13
   days on market $800,000 Active 216 DOM
5. 2026-06-10
   days on market $800,000 Active 212 DOM
6. 2026-06-08
   days on market $800,000 Active 211 DOM
7. 2026-06-04
   days on market $800,000 Active 207 DOM
8. 2026-06-03
   days on market $800,000 Active 206 DOM
9. 2026-06-01
   days on market $800,000 Active 204 DOM
10. 2026-05-31
    days on market $800,000 Active 203 DOM
11. 2026-01-11
    price $800,000
12. 2025-11-09
    listed $999,999 Active
13. 2008-03-10
    soldstatus $540,000
14. 2008-02-22
    soldstatus 14-char remark

    Show marketing remark (14 chars)

    Coming Soon...

15. 2007-01-24
    listed $549,855 14-char remark

    Show marketing remark (14 chars)

    Coming Soon...

16. 2007-01-24
    listed $540,000

    Show marketing remark (14 chars)

    Coming Soon...

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,668
• − Mortgage interest: −$44,812
• − Property taxes: −$12,000
• − Insurance: −$4,000
• − Repairs & maintenance: −$4,773
• − Management: −$4,773
• − Depreciation: −$23,273
• Taxable loss: −$33,964
• Est. tax savings @ 24.0%: +$8,151
• After-tax cash flow: $-11,054/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 60,685
• Household income: $101,277
• Rent vs Own: 78.7% rent · 21.3% own
• Severe rent burden: 4473.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 12% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 22% · Canada, Mexico, China
• Languages at home: 80% English-only · Spanish 8% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.76%
• Current HPI: 849.9392
• Rent YoY: ▲ 7.72%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+45.5% since first listed

6 events — show timeline

• 2026-01-11 Price Changed $800,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2008-03-10 Sold (Public Records) $540,000 Public Records
• 2008-02-22 Sold (MLS) — RLS at REBNY
• 2007-01-24 Listed $540,000 RLS at REBNY
• 2007-01-24 Listed $549,855 RLS at REBNY

Property tax history

-0.4%/yr

Latest (2025): $136 · -1.0% YoY. Source: county tax records.